Terms of Service

1. Acceptance of Terms

By accessing and using the services provided by STR Concierge (DBA of Brickell Management LLC, operating under AV Real Estate Inc., a Florida Licensed Real Estate Brokerage), you agree to be bound by these Terms of Service. If you do not agree to these terms, please do not use our services. Your continued use of our website and services constitutes your acceptance of these terms.

2. Description of Services

STR Concierge provides the following services to property owners managing short-term rental properties:

• Concierge Property Management - Advisory and operational support for short-term rental operations
• STR Licensing Assistance - Guidance and documentation support for obtaining required licenses and permits
• Action Ledgers Compliance Platform - Digital documentation and record-keeping for material participation tracking
• IRS Material Participation Tracking - Documentation and record-keeping for Tax Code Section 469 material participation requirements

Important Disclaimers: STR Concierge is not a CPA, attorney, or tax or legal advisor. Our services are informational and operational in nature. We do not provide tax, legal, accounting, or financial advice. We strongly recommend that you consult with qualified tax professionals, attorneys, and accountants for decisions regarding your property, taxes, legal compliance, and financial matters.

3. Eligibility

By using our services, you represent and warrant that:

• You are at least 18 years of age
• You are the legal owner or authorized representative of the short-term rental property
• You have the authority to enter into this agreement and use our services
• You will comply with all applicable local, state, and federal laws and regulations
• You acknowledge that owning and operating a short-term rental property involves legal and regulatory obligations that vary by jurisdiction

4. User Accounts and Registration

If you create an account with STR Concierge, you agree to:

• Provide accurate, complete, and current information
• Maintain the confidentiality of your account credentials and password
• Notify us immediately of any unauthorized access or use of your account
• Be responsible for all activities conducted under your account
• Update your information to keep it accurate and current

STR Concierge reserves the right to suspend or terminate accounts that violate these terms or provide false information.

5. Fees and Payment Terms

Service Fees

Our service fees are structured as follows:

• Concierge Service: 20% of gross rental revenue from your short-term rental property
• Full Service Package: 15% of gross rental revenue (includes all concierge services plus property management)

Initial Deposit

An initial deposit of $500 is required to initiate service. This deposit is fully refundable if STR Concierge licensing services are not engaged within 90 days of the initial deposit.

Third-Party Costs

All third-party costs (such as licensing fees, permits, municipal fees, professional service fees, and platform charges) are separate from our service fees and will be passed through to you at cost. These expenses will be clearly itemized and communicated to you in advance or as incurred.

Payment Processing

All payments are processed through Stripe, our secure third-party payment processor. By authorizing payment, you agree to Stripe's Terms of Service and authorize us to charge your designated payment method for our services and applicable third-party costs.

Payment Schedule

Service fees are typically calculated and invoiced monthly based on reported rental revenue. Payment terms and schedules will be communicated at the time of service engagement and detailed in your service agreement.

Fee Changes

STR Concierge reserves the right to adjust fees with reasonable notice (minimum 30 days) as services evolve or market conditions change. You will be notified of any fee changes before they take effect.

6. Refund Policy

Initial Deposit Refund: The $500 initial deposit is fully refundable if STR Concierge licensing services are not engaged within 90 days of the initial deposit date. To request a refund, contact us at clients@strconcierge.net.

Service Fees: Once services have been engaged and work is commenced, service fees are non-refundable unless otherwise specified in your service agreement. Service termination must follow the termination provisions outlined in Section 12 of these terms.

Third-Party Costs: Third-party costs paid on your behalf (such as licensing fees and permits) are non-refundable as these are official governmental or professional fees.

7. Property Owner Responsibilities

As a property owner using STR Concierge services, you are responsible for:

Material Participation

You understand that maintaining "material participation" in your short-term rental activity is required under IRS Tax Code Section 469 to potentially qualify for favorable tax treatment. You acknowledge that you are responsible for maintaining the necessary level of involvement in your rental operations and that STR Concierge provides documentation support only, not legal or tax advice regarding material participation requirements.

Approvals and Decision-Making

You are solely responsible for all major decisions regarding your property, including rental pricing, marketing strategies, property improvements, and operational policies. STR Concierge provides advisory recommendations, but you must approve and authorize all significant actions.

Property Insurance

You are solely responsible for maintaining comprehensive insurance coverage for your short-term rental property, including liability insurance appropriate for rental operations. STR Concierge does not provide insurance services or recommendations regarding insurance coverage adequacy.

Legal Compliance

You are responsible for ensuring your short-term rental operations comply with all applicable local, state, and federal laws, including zoning laws, occupancy regulations, tax obligations, and licensing requirements. While STR Concierge provides licensing assistance and compliance documentation, you remain responsible for ultimate compliance and obtaining professional legal counsel as needed.

Accurate Information

You agree to provide accurate and complete information to STR Concierge regarding your property, rental operations, and any other information needed to provide our services.

8. Limitations and Disclaimers

Not Professional Tax or Legal Advice

STR Concierge is not a Certified Public Accountant (CPA), attorney, or licensed tax or legal professional. Our services are operational and informational in nature. We do not provide tax advice, legal advice, accounting advice, or financial advice. You are solely responsible for consulting with qualified CPAs, attorneys, and financial advisors regarding tax planning, legal compliance, accounting matters, and financial decisions related to your short-term rental operations.

No Guarantee of IRS Outcomes

STR Concierge makes no warranty or guarantee regarding:

• IRS material participation determination or classification
• Tax deductions or tax benefits you may claim
• Audit outcomes or IRS decisions regarding your tax returns
• The sufficiency of documentation for any purpose

IRS determinations are made solely by the IRS based on applicable tax law and the facts of your specific situation.

Action Ledgers Platform Limitations

While the Action Ledgers compliance platform is designed to help document and track material participation activities, it does not guarantee:

• Audit protection or favorable IRS audit outcomes
• Compliance with all applicable regulations
• That documentation stored in the platform will be accepted by the IRS or other authorities

The Action Ledgers platform is a record-keeping tool. Professional review by your CPA or attorney is recommended before relying on the documentation for tax or legal purposes.

No Warranty of Specific Results

STR Concierge does not guarantee any specific results, including but not limited to:

• Successful licensing or permit approval
• Increased rental revenue or property value
• Favorable tax treatment or deductions
• Compliance with all regulations in your jurisdiction

Services Provided "As Is"

Our services are provided on an "as is" basis without warranties of any kind, whether expressed or implied. We do not warrant that our services will be uninterrupted, error-free, or free from viruses or harmful components.

9. Intellectual Property

All content, materials, designs, and intellectual property on the STR Concierge website and platform, including text, graphics, logos, templates, and software, are the property of STR Concierge or its licensors and are protected by copyright and other intellectual property laws.

You are granted a limited license to use these materials for your personal, non-commercial use in connection with using our services. You may not reproduce, distribute, modify, create derivative works, or transmit any materials without prior written consent from STR Concierge.

Action Ledgers is a third-party platform with its own intellectual property rights. Use of Action Ledgers is governed by their terms of service.

10. Limitation of Liability

To the maximum extent permitted by law, STR Concierge shall not be liable for:

• Indirect, incidental, special, consequential, or punitive damages
• Loss of profits, revenue, data, or business opportunity
• Tax consequences or unfavorable IRS determinations
• Regulatory fines, penalties, or legal liability
• Property damage or loss of rental income
• Any damages arising from your use of our services or failure to consult with professional advisors

Our total liability for any claim shall not exceed the amount you have paid us for services in the 12 months preceding the claim. Some jurisdictions do not allow limitation of liability, so this limitation may not apply to you.

11. Indemnification

You agree to indemnify, defend, and hold harmless STR Concierge, its owners, employees, agents, and representatives from and against any claims, liabilities, damages, losses, and expenses (including attorney's fees) arising from:

• Your use of our services
• Your violation of these terms
• Your violation of any applicable law or regulation
• Your short-term rental operations or property
• Third-party claims arising from your actions or omissions
• Your failure to obtain professional tax or legal advice

12. Termination

Termination by You

Concierge Service: You may terminate concierge services with 30 days written notice. The service is month-to-month, and you will not be charged for services after the effective termination date.

Full Service Package: Full service agreements are typically structured as 12-month agreements. Early termination may result in early termination fees as specified in your service agreement.

Termination by STR Concierge

STR Concierge may terminate services immediately if:

• You violate material terms of this agreement
• You provide false or misleading information
• You engage in illegal activity
• You fail to pay fees or charges
• Continued service becomes legally or operationally infeasible

Effect of Termination

Upon termination, you must immediately cease using our platform and services. You remain responsible for all fees and charges incurred through the termination date. Third-party costs will be handled according to their respective terms.

13. Governing Law

These Terms of Service shall be governed by and construed in accordance with the laws of the State of Florida, without regard to its conflict of law provisions. You consent to the exclusive jurisdiction of the state and federal courts located in Miami-Dade County, Florida for the resolution of any disputes arising from these terms or your use of our services.

14. Changes to These Terms

STR Concierge reserves the right to modify these Terms of Service at any time. Material changes will be communicated to you with reasonable notice (minimum 30 days) before the changes take effect. Your continued use of our services following notification of changes constitutes your acceptance of the modified terms.

We encourage you to review these terms periodically to stay informed of any updates.

15. Contact Information

If you have questions about these Terms of Service, our services, or wish to discuss your service agreement, please contact us:

These Terms of Service are effective as of March 25, 2026 and apply to all users of STR Concierge services. Thank you for choosing STR Concierge for your short-term rental management and compliance needs.